916 Hwy 30 E · Annville, KY 40486

$35,000

2 bd · 1.0 ba · 700 sqft · SingleFamily · 68 Days on market

0.50 ac lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks

Situated on a lot neighboring Hwy 30 E. , this property features a 2 bedroom 1 bath manufactured home, a cellar on a half acre lot with plenty of trees. Property is in prime location, just approximately 1.5 miles from Hwy 421, and 30 minutes from London. This property would make an excellent investment property or a primary residence. Manufactured home does need some work. May require cash or conventional lending.

Key facts

• 0.5 acre lot
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($802 rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#270 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, employment D, amenities F.
• Jackson County (rural): math 24% / reading 40% proficiency, ranked #101 of 165 in KY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tyner Elementary School (math 22% / reading 42%, grade F, #348 of 676 statewide, top 55%, 439 students, 72% FRL); Jackson County Middle School (math 14% / reading 34%, grade F, #194 of 217 statewide, top 90%, 401 students, 70% FRL); Jackson County High School (math 22% / reading 37%, grade F, #127 of 254 statewide, top 58%, 546 students, 65% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Jackson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.29% ✓
• Cap rate: 19.73%
• Cash-on-cash: 47.99%
• DSCR: 3.14
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 2.54×
• Total profit: $15,111
• Equity at exit: $5,219

10-year hold

• IRR: 43.0%
• Equity multiple: 5.09×
• Total profit: $40,066
• Equity at exit: $3,026

Cash invested: $9,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 40486

• Home prices YoY: -7.2%
• Active inventory: 19
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $802 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $325

Break-even live

Break-even rent $390

Max offer price $35,000

Occupancy floor 54%

Sensitivity live

Price	-10% $350	-5% $338	+0% $325	+5% $313	+10% $301
Rent	-10% $262	-5% $294	+0% $325	+5% $357	+10% $389
Rate	-1.0pp $343	-0.5pp $334	base $325	+0.5pp $316	+1.0pp $307

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2023-11-28
   status Pending
2. 2023-09-20
   listed $35,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,627
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$972
• − Repairs & maintenance: −$770
• − Management: −$770
• − Depreciation: −$1,018
• Taxable income: $3,611
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $3,039/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jackson County
• NCES district ID: 2102940
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 40% ▼ -17.00%
• Median HH income: $27,446
• Composite: 25.64/100
• National rank: #7402
• State rank: #101 of 165 in KY

Livability — Annville

• Score: 65/100
• State rank: #270
• US rank: #13162

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment D Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,774

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 12,772 people
• By 2030: 12,285 · -3.8%
• By 2040: 11,129 · -12.9%
• By 2050: 9,933 · -22.2%
• By 2075: 7,419 · -41.9%
• By 2100: 5,555 · -56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Native American 1%
• Common ancestry: Scotch-Irish 1% Portuguese 1% Scottish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+81.8) · D 8.5% · R 90.3% · Other 1.2%
• 2008→2024 swing: -11.6pp toward R · 2008: -70.1pp · 2024: -81.8pp
• All cycles: 2024: R+81.8 2020: R+79.3 2016: R+80.2 2012: R+74.2 2008: R+70.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.96%
• Current HPI: 76.6127
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

2 events — show timeline

• 2023-11-28 Pending — ImagineMLS
• 2023-09-20 Listed $35,000 ImagineMLS